SELLERS GUIDE ally kinch white
A L LY K I N C H W H I T E I grew up in North Attleboro, MA in a family passionate about real estate. My father, a real estate developer and investor, taught me vital lessons about the business, finding deals, working with people, and the importance of taking risks. After graduation from Saint Anselm College, I entered the corporate world where I learned the invaluable skills of time management, organization, and quality human interaction. Eventually, though, my desire to venture into the real estate industry caught up with me, and I gradually purchased four multi-family investment properties in the Rhode Island area. Soon after, I decided it was time to take a leap of faith and move on from my corporate career to do what I realized I truly loved. My number one goal has always been exceeding my clients’ expectations. I understand firsthand the emotional impact of the buying and selling process, as I personally have overcome these impactful hurdles. Today, I strive to coach my clients to focus their emotional energies on the excitement of their next chapter and finding their next dream home. I aim to provide my clients with honest, top-notch service while creating a fun and positive experience for them through each phase. I lived in South Boston with my husband Kevin and our son Ashton for 12 years. It was a place we were happy to call home and the perfect location to start my real estate career. My time there allowed me to provide my clients with unparalleled knowledge of the area – from the current market to public transportation, to the best coffee shops. When it comes to Southie and the surrounding areas I love helping you with it all. With the addition of my daughter Everly in 2017, we made the big move to the ‘burbs of Canton, MA. Now, I am fortunate to be able to share my experience and help others do the same. I would be thrilled to work with you. I am committed to sharing my expertise with you, to finding you your dream home, and/or getting you the best price for your property – both in Boston and now the South Shore! Words cannot explain how much I love my job, and I promise my passion for real estate shows through to all of my clients in this business!
SELLERS GUIDE | ALLY KINCH WHITE
TESTIMONIALS "Ally recently helped us buy our new condominium and sell our existing condominium,
P AT & PA M
both located in South Boston. Her expertise on the market and ability to help guide us through the complexities of taking on multiple transactions in a short period proved to be crucial for my wife and me. I would highly recommend Ally to anyone that is thinking of buying or selling in the area."
"I can’t say enough about Ally. From the start, she has been so patient with us, as we requested viewings of house after house. When we finally settled on the right one, Ally
MARCUS & M O L LY
got us smoothly through the process of both buying and selling. And as we encountered a few bumps along the way (due to issues that arose with our house), Ally offered valued counsel, and more importantly, a calming presence. She’s an excellent resource and a diligent agent who doesn’t miss a thing!"
"I had the opportunity to work with Ally recently and would not hesitate to recommend
JOHN & L I N D S AY
her to anyone. She is very thorough and understands the market values. When the buyer's agent tells you that she priced the property perfect for the market and you end up getting over asking price, it's always a good thing!"
MEGAN & TONY
"Ally is professional, patient, friendly and responsive. She was very helpful in staging the furniture and layout before our Open House. Ally also provided solid advice in the negotiation process and helped make our selling experience an easy one!"
"This was the first time I had gone through the process of selling my home and Ally
JAMIE
made it smooth and painless! I highly recommend her to everyone looking to buy or sell a home. She is extremely knowledgeable, responsive, kind and easy to work with. She helped me every step of the way and even went above and beyond when I couldn’t make certain appointments because of my work schedule."
SELLERS GUIDE | ALLY KINCH WHITE
T H E S E L L I N G P RO C E SS P H O T O G R A P H Y/ VIDEOGRAPHY & M U LT I M E D I A
C O M PA R A B L E MARKET A N A LY S I S
Once we have an executed listing agreement, I will schedule professional photography at my expense. There are several avenues we can explore including still photography, video, 3D Matterport, and virtual staging. Using the photos and additional media, I will work with our marketing team to create both print and online marketing campaigns to generate pre-market buzz!
After our initial meeting and tour of your home, I will prepare a Comparative Market Analysis (CMA). The CMA will include comparable properties that have recently sold to help you best understand market conditions and your home's worth. I will provide a pricing strategy based on the CMA and your goals as a seller.
C O L L A B O R AT E Meet with me to discuss your goals in selling your property. We will review current marketing trends and how I work with my clients to achieve the highest sale price. We will discuss your ideal timeline and make a strategic plan of action.
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3 2 HOME TOUR/ P R E PA R I N G Y O U R HOME TO SELL We will tour your home room by room. I will offer suggestions to best position your home to sell (whether this be professional staging, decluttering, painting, etc.).
SELLERS GUIDE | ALLY KINCH WHITE
5 4 LISTING AG R E E M E N T Before I can formally list your property, a listing agreement must be mutually agreed upon. The listing agreement will contain the list price, commission structure, listing period, and other pertinent information such as timing, exclusions, etc.
BUYER DUE DILIGENCE/ U N D E R C O N T R AC T If a home inspection was negotiated in the offer, this will likely be the first action item. Buyer will have roughly 10 days to perform the inspection (I will be present). In the meantime, seller should obtain legal representation (I can offer recommendations). Depending on home type, the buyer's agent or their counsel may request legal documents from the seller such as: deed, condo documents, budget, and financials. The seller's counsel will prepare a draft P&S Agreement. Once finalized and mutually agreed upon by both the buyer and seller, this P&S will be signed by both parties.
S H OW I N G S / OPEN HOUSES Once your home is listed, you should expect showing requests. I will accompany all private showings. I will host Saturday and/ or Sunday open houses, depending on your preference. I can also host a broker open house ahead of the first public open house to further drive awareness.
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GOING LIVE!
OFFER PERIOD
CLOSING!
Once your home goes live in MLS (Multiple Listing Service), the brokerage community and potential buyers will see your property. MLS will syndicate to websites including Zillow.com, Redfin.com, Realtor.com, Boston.com and so many more! In conjunction with MLS, I will also send an email blast, custom postcards, and feature your home on both the Gibson Sotheby's International Realty site and my personal site.
I will review the terms and conditions of each written offer in detail with you. All parties will sign the offer once mutually agreeable terms are reached. The most common terms to be negotiated are price, timing, and contingencies (inspection, home sale, etc.).
Once the buyer has their mortgage commitment, the formal closing can happen. The buyers will do a final walkthrough of the home just before the closing to inspect the premise for completion of any inspection items and confirm the home is in the same condition as when they made their offer. Seller will review/sign closing documents with their counsel (many sellers do not attend the closing). When the buyer has signed all of the paperwork, the buyer's counsel will record with the local Registry of Deeds and the seller will receive their funds. Congratulations!
SELLERS GUIDE | ALLY KINCH WHITE
KEY TERMS MULTIPLE LISTING SERVICE (MLS) A platform that agents submit their listings to with key information about the property and photos. Agents can put their buyers in the system to receive notifications when a property is listed with their search criteria such as price, square footage, number of bedrooms, etc. NEW/ACTIVE
PURCHASE AND SALES AGREEMENT
The property is either newly listed or active on
This is the document received after mutual acceptance
the market in MLS.
on an offer, which states the final sale price and all terms of the purchase.
CONTINGENT (CTG) The property has an accepted offer in MLS.
MORTGAGE COMMITMENT This document, typically obtained closer to the closing
UNDER AGREEMENT (UAG)
date, means that the Buyer's lender has pre-approved
A purchase and sale agreement has been signed
you for a mortgage based on your creditworthiness
in MLS.
and income.
EXTENDED (EXT)
CLOSING DISCLOSURE
The home did not sell in the original term of the listing
This document itemizes all charges imposed upon the
agreement, so the listing agent has an extension
seller for each specific real estate transaction.
signed and also extends the listing in MLS. ON RECORD POTENTIAL OFFER CONTINGENCIES
Once all closing documents are signed by the buyer
• Inspection Contingency
and the seller the sale is recorded at the local Registry
• Mortgage Contingency
of Deeds to make it official.
• Condominium/Financial Contingency • Home Sale Contingency
GENERAL DEPOSIT SCHEDULE Deposits are typically held in the listing agency's
OFFER TO PURCHASE
escrow account.
This is the written offer a potential buyer will submit to
• Offer Deposit
purchase a property. This should also include a pre-
• Purchase and Sale Deposit
approval from their lender, and a check as an earnest money deposit.
SELLING CLOSING COSTS SELLERS ATTORNEY FEES – often in the range of $800-$1,500 and include preparing a new deed conveying title to the buyer. MASSACHUSETTS EXCISE STAMPS – these are charged to the seller upon transfer of title, and they are $4.56 per $1,000. These are paid at closing by the closing attorney, and funds are taken from the proceeds of the sale. OUTSTANDING MORTGAGES OR OTHER LIENS – these must be paid off at closing. Often written notice is necessary before lenders will release the payoff figures. The lender's fee to prepare and record the discharge is in the $100 range. CONDO FEE ADJUSTMENTS AND FINAL UTILITY BILLS – adjustments to condo fees (condos only), final water and sewer bill (if metered separately), and oil readings are made at closing. BROKERAGE FEE – due and payable at closing. SMOKE CERTIFICATE – A smoke detector certificate must be issued by the Fire Department. The ordering of this needs to be coordinated well in advance, as no closing can take place without a recent certificate (usually within sixty days) issued by the Fire Department. Costs for this certificate are the obligation of the seller ($50 in Boston for single-dwelling units, $100 for two-unit buildings, $150 for three-six unit buildings). I will arrange the appointment with the fire department. 6D CERTIFICATE – (applicable to condominiums only) is required at closing in the form of a notarized statement from the trustees or board of managers of the condominium certifying that all outstanding condominium fees have been paid through the end of the month of the closing. Some condo property managers charge a fee to prepare the 6d, and this would be paid by the seller in advance of closing. TAX BILL – if the seller has received the tax bill from his city or town, it should be brought to the closing whether paid or unpaid. If the tax bill is paid, bring to the closing a stamped receipt and inform the conveying attorney prior to the closing that you will be bringing your receipt. This, along with the municipal lien certificate (which will have been ordered by the buyer's attorney), documents your lien status. HOLDBACK/ESCROW – if there are to be holdbacks or escrows because of outstanding issues, these issues need to be discussed well before the closing date. Mortgage lenders have become more stringent about holdback agreements and require that they are approved by the lender prior to closing.
Please note! This is meant to be a general guide, but cannot be conclusive.
SELLERS GUIDE | ALLY KINCH WHITE
A C O M P R E H E N S I V E L O O K AT S E L L I N G YO U R H O M E I provide a multi-layered sales and marketing approach. I carefully consider each of the critical elements that present a home in the best light and yield the highest market value.
INTERPERSONAL SKILLS
DIGITAL
• • • •
• • • •
Sales Expertise Negotiation Tactics Client Outreach Market Knowledge
Email Marketing Mobile Search Apps Social Networking Online Marketing
MEDIA
• • • •
• • • •
Professional Photography Floor Plans Video Virtual Tours
SELLERS GUIDE | ALLY KINCH WHITE
Print Advertising Brochures Signage Direct Mail
CURRENT Sotheby's International Realty has an extensive tech toolbox designed to create smarter, more effective marketing campaigns for listings. The CURRENT platform includes best-in-class tools that help both in the pre-listing and live-listing phases as well as tools that are always-on to help manage transactions seamlessly.
SELLERS GUIDE | ALLY KINCH WHITE
VIDEOGRAPHY & PHOTOGRAPHY I work closely with our team of photographers to carefully shoot every property. We also offer the ability to enhance listings with Twilight Photography, Drone Footage, Videos, and Virtual Staging.
SA M P L E VI RT UA L TO U R ( M AT T E R P O R T )
SAMPLE PROPERTY VIDEO
TWILIGHT PHOTOGRAPHY
DRONE PHOTOGRAPHY
SELLERS GUIDE | ALLY KINCH WHITE
V I R T U A L S TAG I N G & AU G M E N T E D R E A L I T Y Curate by Sotheby’s International Realty is the innovative augmented reality (AR) luxury real estate tool helping consumers envision, design, and experience their future home through an immersive environment. The Sotheby’s International Realty brand is the first real estate brand to launch and implement a virtual staging AR app, transforming the home buying and selling experience for sales associates and consumers.
SELLERS GUIDE | ALLY KINCH WHITE
D I G I TA L M A R K E T I N G The world has gone social. Facebook alone has more than 1.7 billion active users. Social media marketing allows us to utilize demographic and psychographic criteria to reach target audiences. The engagement levels in these newer venues are far beyond the reach of the more traditional print media methods. Our exclusive Collections email blast is sent out weekly to our list of over 10,000 consumers and professionals. I also share a monthly newsletter to hundreds in my sphere of influence.
PRINT MARKETING
106 decker street, milton
Each office is independently owned and operated
FLOOR PLANS S H OWS H E E TS
Introducing 28 Vinton Street, Unit 2, South Boston You do not want to miss this completely renovated two bedroom, one bathroom unit. The open kitchen/living space features high-end stainless steel appliances, custom lighting, granite countertops, and hardwood floors. Other notable features include a separate office nook, Central A/C, Nest thermostats, custom closets, and in-unit laundry. Enjoy both city and water views from your private back deck and private roof deck! Easy access to the buses, the T, and all of the shops and restaurants Southie has to offer! Truly a must-see space!
141 Dorchester Avenue, R-102 Boston, MA 02127
introducing
28 Vinton Street, Unit 2, South Boston
ALLY KINCH WHITE Exclusive Listing Agent 774.254.3388 Ally.White@GibsonSIR.com
www.gibsonsothebysrealty.com Sotheby’s International Realty and the Sotheby’s International Realty logo are registered (or unregistered) service marks used with permission. Sotheby’s International Realty Affiliates LLC fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each Office is Independently Owned and Operated. If your property is listed with a real estate broker, please disregard. It is not our intention to solicit the offerings of other real estate brokers.We are happy to work with them and cooperate fully.
POSTCARDS
SELLERS GUIDE | ALLY KINCH WHITE
ONLINE LISTING DISTRIBUTION More than 90% of today’s buyers begin their search online. That is why I focus greatly on my dynamic listing distribution efforts, beginning with our third-party website distribution through MLSpin. Next, I present my listings to the world’s most discerning buyers via the exclusive Sotheby’s International Realty distribution system.
SELLERS GUIDE | ALLY KINCH WHITE
G I B S O N S O T H E B Y S R E A LT Y. C O M GibsonSothebysRealty.com is designed to be a local resource for those looking to buy or sell a home throughout the Greater Boston area. Viewers are able to search weekly open house information, stay up to date on all the latest real estate trends and immerse themselves in the neighborhoods that I cover. Completely mobile-responsive, visitors have access to the features of GibsonSothebysRealty.com while on the go.
R E C E N T LY S O L D 151 WOODLAND ROAD
4 WARD COURT
Milton
South Boston
Sale Price: $1,330,000
Sale Price: $749,000
12 ARLINGTON LANE
486 EAST THIRD, UNIT 6
Walpole
South Boston
Sale Price: $949,900
Sale Price: $665,000
147 BEECHNUT ROAD
944 DORCHESTER AVENUE, UNIT 20
Westwood
Dorchester
Sale Price: $830,000
Sale Price: $650,000
628 EAST SECOND, UNIT 1
37 GINLEY ROAD
South Boston
Walpole
Sale Price: $815,000
Sale Price: $620,000
66 N STREET, UNIT 4
106 DECKER STREET
South Boston
Milton
Sale Price: $802,000
Sale Price: $525,000
BOSTON WESTWOOD MILTON
CANTON WALPOLE
SELLERS GUIDE | ALLY KINCH WHITE
R E L O C AT I O N & R E F E R R A L S Our Relocation and Referral specialists are available to support those who are relocating to a new town, state, or country. Through our extended affiliate network, we connect our clients with top-tier, trusted real estate agents across the globe. Referrals are handled with white-glove care to ensure clients receive the level and consistency of service they expect from the Sotheby’s International Realty brand.
PREFERRED PROFESSIONALS PROGRAM We pride ourselves on being a team of well-connected professionals in the communities that we serve. Established by the relationships we've built throughout the years, our Preferred Professionals Program was created to serve as a general resource to our valued clientele, offering an array of services including lenders, movers, interior designers, handymen, and more.
SELLERS GUIDE | ALLY KINCH WHITE
NOTES
SELLERS GUIDE | ALLY KINCH WHITE
A L LY K I N C H W H I T E Ally.White@GibsonSIR.com 774.254.3388
G I B S O N S O T H E B Y ’ S I N T E R N AT I O N A L R E A LT Y SOUTH BOSTON OFFICE 141 Dorchester Avenue, R-102 Boston, MA 02127 WESTWOOD OFFICE 745 High Street Westwood, MA 02090
Each Office is Independently Owned and Operated